I used Action Conveyancing a few years ago for my conveyancing in Tadworth. Now, I need my files but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tadworth of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

The estate agent has sent us the confirmation of our purchase of a new build flat in Tadworth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Tadworth

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants.

I am looking for a flat up to £305k and identified one close by in Tadworth I like with a park and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Tadworth for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a home loan the remaining unexpired lease term will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

Having checked my lease I have discovered that there are only Fifty years unexpired on my lease in Tadworth. I am keen to extend my lease but my landlord is can not be found. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to track down the landlord. For most situations a specialist would be useful to conduct investigations and prepare a report to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Tadworth.

I own a 1 bedroom flat in Tadworth, conveyancing formalities finalised in 1995. How much will my lease extension cost? Comparable properties in Tadworth with over 90 years remaining are worth £165,000. The ground rent is £45 yearly. The lease ends on 21st October 50

With just 50 years left to run we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

We are in the middle of buying a residence in Tadworth. Conveyancing lawyer has called to say the title is "Leasehold". Should this adversely affect our Halifax valuation?

Tadworth conveyancing does not ordinarily involve leasehold houses. The crucial consideration here is the length of lease and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's virtually freehold, so it shouldn't impact the value significantly.

At the other end of the spectrum, if it's, say, fifty five years it will have a significant impact on the saleability, and probably wouldn't be acceptable to the bank. The remaining lease term and ground rent will be specified in the lease which should be made available to your .